HomeMy WebLinkAbout20230632.tiffT2N R65W S22
PLANNING COMMISSION CERTIFICATION
THIS IS TO CERTIFY THATTHE WELD COUNTY PLANNING COMMISSION HAS CERTIFIED
AND DOES HEREBY RECOMMEND TO THE BOARD OF COUNTY COMMISSIONERS, WELD
COUNY, COLORApO, FOR ITS CONFIRMATION, APPROVAL AND ADOPTION THIS SITE
SPECIFIC DEVELOPMENT PLAN AND UBE BY SPECIAL REVIEW AS SHOWN AND
DESCR�D HEREON`C'.
THIS�vy'yv�.�DAVIYjNfie�y(y Lt.
CHAIRNVELU COUNTY PLANNING COMMISSION
PROPERTY OWNERS CERTIFICATION
PLAN AN USE BY SPECIAL STANDARDS REVIEW AS DESCRIBED HEREON
THI52 DAY OF s1.MW16C,2o�,
D( �1�-,._au�.;`,,,•�:.k,.,4n�^�.mso5,grPTeaY
S TUBE ' PRINTED NAME
TO IN BOOTH
CEO, ONEENERGY DEVELOPMENT LLC
SOLE MEMBER OF OVERLAND SOLAR LLC
OWNER'S AGENT FOR ENDERS LAND COMPANY LLC
Overland Solar LLC
Use By Special Review - USR 21-0023
Pert pi IM1e 0E114 of 0eplbn 15. Township 2 No4h, Renee 86 West ottha 61M1 P.M., WeM Caunly, Cabretlo
WELD COUNTY•.
ROAD 22
EXISTING ACCESS : '
LOCATION
1/4 MILE RADIUS
PARCELOFFSET
-.--EXISTING RESIDENCE (TYE,
VICINITY MAP
1I2 MILE RADIUS
PARCELOFFSET
THIS IS TO CERTIFYTHAT THE BOARD OF COUNTY COMMISSIONERS, WELD COUNTY,
COLORgDO, DOES HEIiEEY CONFIRM ANO AOOPTTHIS SITE SPEGFIC DEVELOPMENT
PLAN ANO USE BY SPECIAL REVIEW ANO DEVELOPMENT STANDARDS AS SHOWN AND
D,.ES�CRIBE� HERON THIS IOth DAV OF Fcbrua.r3 2D7�.
CHAIR, BOARD OF COUNTY COMMISSIONERS
ATTEST TyLL..(Y�y;�
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WELD COUNTY CLERK TO THE BOARD
EY: ATED: oa,/lo/?n23
DEPUTY CLERI JJ THE BRD
T2N R65W S14
T2N R65W S23
LEGEND
EXISTING OIRTACCESS ROAD
PARCELS...AI.
SECURITY FENCE
SECTION LINE
WATER FEATURE
SOILS MAP
.. MEciITIc. NEBIC MIcIC ARctusroLLs
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SHEET LIST TABLE
SHEET NUMBER SHEETTITLE
A-100 COVER
A-101 DEVELOPMENT STANDARDS
A-102 SITE PLAN
A-103 ACCESS ROAD
A-104 LABELS & DETAILS
A-105 RIGHT TO FARM STATEMENT
CoMMvn; Gv.4 ons
03/06/23
2023-0632
PL2gI9
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Overland Solar LLC
Use By Special Review- USR 21-0023
Pa. o(1M1e SE114 0l Sectlon 15, TownsM1ip 2 No.t,, Range 55 bleat afthe GIM1 P M . Weld County, Colorano
USE BY SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS
1, A Site Specific Development Plan and Use by Special Review Permit, USR21-0023, is fora Solar Energy Facility (SEE) in the A (Agricultural) Zone District,subject to the Development Standards stated hereon.
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County Code.
3. Any future structures or uses onsite must obtain the appropriate Zoning and Building permits.
4. The facility is unmanned and will operate year-round. Limited maintenance personnel may visit the site once operational.
5. Height limitation. Ground -mounted solar collectors shall not exceed 25 feet in height, measured from the highest natural grade below each solar panel to the highest extent of the solar panel rotation.
6. Glare. The SEF shall be placed so that concentrated solar glare from its solar collectors will not be directed toward or onto nearby properties or roadways at any time of the day.
7. Dust mitigation. The operators of the SEF shall continuously employ the practices for control of fugitive dust detailed in their accepted Dust Mitigation Plan, per Section 23-4-1030.C.4 of the Weld County Code, as amended.
8.
9.
10
11
Underground cables. All electrical cables on the improved area shall be buried, excepifor direct "care"
string wires that connect between solar collectors, direct current collection circuits between rows of solar arrays 'tare
no more than four (4) feet above grade crossings, substations,
switchyards, and circuit voltages greater than 34.5 kilovolts (where necessary).
Fencing. The SEF shall be enclosed with a security fence, as approved, pursuant to the Fencing Plan shown heron. Appropriate signage shall be placed upon such fencing that warns the public of the high voltage therein.
Stormwater management The Operator of the SEF shall comply with the approved Final Drainage Report and the required Storm Drainage Criteria pursuant to Chapter 8, Article XI "the
Weld County Cade. Ground -mounted solar collector systems shall be exempt from impervious surface
calculations if the soil under the collectors is designated hydrologic A or 6 soil groups by the Natural Resources Conservation Service (NRS).
Decommissioning. The site shall adhere to the accepted Decommissioning and Reclamatlon Plan. Weld County shall have the right to drew upon the irrevocable standby letter of credit, er other form of financial security, to pay for decommissioning in the event that the holder has not
commenced decommissioning and reclamation activities within 90 days of the Board of County Commissioners' order or resolution directing decommissioning and reclamation.
12. The site shall be maintained In accordance with accepted Property Maintenance Plan
13. During construction, all liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, C.R.S. §30-20-100.5) shall be stored and removed for final disposal in a manner that protects against surface and groundwater contamination.
14. During construction, no permanent disposal of wastes shall be permitted at this site. This is not meant to include those wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites and Facilities Act, C.R.S. §30-20-100.5.
15. During construction, waste materials shall be handled. stored. and disposed of in a manner that controls fuoitive dust_ fugitive parirulate emissions. hinwinn dehric and other nnrenrial nuisance nnnninnna The fnniliw ehall nnerara in ann,...l�n�a wal. rtl,�,.a�
Code.
17. Fugitive dust and fugitive particulate emissions shall be controlled throughout the duration of construction of the facility.
18. The operation shall comply with all applicable rules and regulations of state and federal agencies and the Weld County Code.
19. The property owner or operator shall be responsible for controlling noxious weeds on the site; pursuant to Chapter 15, Articles I and II, of the Weld County Code.
20. The access to the site shall be maintained to mitigate any impacts to the public road, including damages and/or off -site tracking.
21. The property owner shall comply with all requirements provided in the executed Road Maintenance Agreement.
22. Access will be along unmaintained County right-of-way and maintenance of the right-of-way will not be the responsibility of Weld County.
23. The historical flow patterns and runoff amounts on the site will be maintained.
24. The property owner or operator shall be responsible for complying with the Design and Operation Standards of Chapter 23 of the Weld County Code.
25. Necessarypersonnel from the Weld County Departments of Planning Services, Public Works, and Public Health and Environment shall be granted access onto the property at any reasonable time in order to ensure the activities cabled out on the properly comply with the Conditions of
Approval and Development Standards stated herein and all applicable Weld County regulations.
26. The Use by Special Review area shall be limited to the plans shown hereon and governed by the foregoing standards and all applicable Weld County regulations. Substantial changes from the plans or Development Standards, as shown or stated, shall require the approval of an amendment"
the Permit by the Weld County Board of County Commissioners before such changes from the plans or Development Standards are permitted. Any other changes shall be fled in the office of the Department of Planning Services.
27, The property owner or operator shall be responsible for complying with all of the foregoing Development Standards. Noncompliance with any of the foregoing Development Standards may be reason for revocation of the Permit by the Board of County Commissioners.
28. Cons irr'ir i or Use pursuant to approval of a Use by Spacial Review Permit shall ie commenced within three (3) years from the date of approval, unless otherwise specified by the Board of County Commissioners when issuing the original Permit, "this
Permit shall be vacated. The Director of
Planning Services may grant an extension of time, for good cause shown, upon a written request by the landowner.
29. RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of the most abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, a
the state's commercial mineral deposits are essential Ti the state's economy; (b) the populous counties of the state face a critical shortage of such deposits; and (c) such deposits should be in
practicable disruption of the ecology and quality of life of the citizens of the populous counties of the state. Mineral resource locations are widespread throughout the County and people movin
30. The Weld County Right to Farm Statement, as it appears in Section 22-2-30.A.4.a of the Weld County Code, shall be placed on the map and recognized at all times.
coal. Under Title 34, of the Colorado Revised Statutes, minerals are vital resources because (a)
clad according to a rational plan calculated to avoid waste of such deposits and cause the least
these areas must recognize the various impacts associated with this development. Oftentimes,
xtract the mineral resource.
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Pan of the SCtl4 of Section 15. TownsM1lp 2 NOM. Rznge 65 West p! the 61h P M., Weld County, Coloretlo
WELD COUNTY RIGHT TO FARM STATEMENT
_,__ I
Weld County is one of the most productive agricultural counties in the United States, typically ranking in the top ten counties in the country in total market value of
agricultural products sold. The rural areas of Weld County may be open and spacious, but they are intensively used for agriculture. Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long-standing agricultural practices and a lower level of services than in town. Along with the
drawbacks come the incentives which attract urban dwellers to relocate to rural areas: open views, spaciousness, wildlife, lack of city noise and congestion, and the rural
atmosphere and way of life. Without neighboring farms, those features which attract urban dwellers to rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural practices to accommodate the intrusions of urban users into a rural area.
Well -run agricultural activities will generate off -site impacts, including noise from tractors and equipment; slow -moving farm vehicles on rural roads; dust from animal pens,
field work, harvest and gravel roads; odor from animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes; hunting and trapping activities;
shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and fertilizers in the fields, including the use of aerial spraying. It is common practice for
agricultural producers to utilize an accumulation of agricultural machinery and supplies to assist in their agricultural operations. A concentration of miscellaneous
agricultural materials often produces a visual disparity between rural and urban areas of the County. Section 35-3.5-102, C.R.S., provides that an agricultural operation
shall not be found to be a public or private nuisance if the agricultural operation alleged to be a nuisance employs methods or practices that are commonly or reasonably
associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to assume that ditches and reservoirs may simply be moved "out of the
way" of residential development. When moving to the County, property owners and residents must realize they cannot take water from irrigation ditches, lakes or other
structures, unless they have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice the size of the State of Delaware) with more than three thousand
seven hundred (3,700) miles of state and County roads outside of municipalities. The sheer magnitude of the area to be served stretches available resources. Law
enforcement is based on responses to complaints more than on patrols of the County, and the distances which must be traveled may delay all emergency responses,
including law enforcement, ambulance and fire. Fire protection is usually provided by volunteers who must leave their jobs and families to respond to emergencies. County
gravel roads, no matter how often they are bladed, will not provide the same kind of surface expected from a paved road. Snow removal priorities mean that roads from
subdivisions to arterials may not be cleared for several days after a major snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal services.
Rural dwellers must, by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting. Farm equipment and oil field equipment, ponds and irrigation ditches,
electrical power for pumps and center pivot operations, high-speed traffic, sand burs, puncture vines, territorial farm dogs and livestock and open burning present real
threats. Controlling children's activities is important, not only for their safety, but also for the protection of the farmer's livelihood.
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